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Chargement...
Fraudulent scheme consisting of selling or mortgaging a property of which one is not or is no longer the owner. Punishable by 1 to 5 years' imprisonment and a fine of 300,000 to 3,000,000 FCFA.
Stellionat is a serious criminal offense defined by the Urban Land Code and Urban Land Domain Law (Law No. 2020-624 of August 14, 2020). It designates any fraudulent scheme consisting of selling a property of which one is no longer the owner, mortgaging it a second time without the knowledge of the previous creditor, or presenting it as free of mortgage when it is in fact encumbered.
A person is deemed a stellionataire:
Judicial officers and administrative agents who participated in drafting acts tainted by stellionat are subject to criminal prosecution as co-authors or accomplices.
At Capital Foncier, our five-step due diligence process is specifically designed to protect our clients against stellionat.
Koffi discovered that the land he was about to purchase had already been sold to another person by the same seller. Thanks to Capital Foncier's verification at the Land Registry, the fraud was detected before the transaction — the seller faces a sentence of 1 to 5 years in prison for double sale fraud.
Loi n° 2020-624 du 14 août 2020 (Code de l'Urbanisme et du Domaine Foncier Urbain), article 3 — définition officielle du stellionat : « la manœuvre frauduleuse qui consiste à vendre un immeuble dont on n'est plus propriétaire ou à l'hypothéquer une seconde fois à l'insu du créancier précédent ou encore à le présenter comme libre d'hypothèque alors qu'il en est grevé ». Article 3 également pour le « stellionataire » (auteur). Sanctions : nullité de l'acte, poursuites pénales (Code pénal ivoirien), dommages-intérêts.
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The ADU (Attestation de Droit d'Usage Coutumier / Customary Right of Use Certificate) is the single, secure document that replaces the former Village Certificate as of January 1, 2025. Established by Decree No. 2021-784 and secured by the SIGFU (Decree No. 2021-862), it requires a triple signature (village chief, CVGFR president, developer) and a unique IDUFCI. The ADU is not a property title: it constitutes a provisional recognition opening the path to the ACD (Arrêté de Concession Définitive / Definitive Concession Decree) and then to a rural Land Title. Timeline ACD → Land Title: 6 to 12 months.
The Rural Land Agency (AFOR — Agence Foncière Rurale) is the public institution responsible for implementing rural land policy in Ivory Coast. It oversees land certification, registration of rural properties, and coordination of boundary demarcation and surveying operations.
Legal document drafted by a notary that formalizes the transfer of land ownership between a seller and a buyer. The notarized deed of sale is mandatory and confers authenticity on the transaction.
Legal entity that must be established with a minimum share capital of 2 million FCFA held by Ivorian nationals, holding an approval from the Minister responsible for Housing and a financial guarantee from a bank or insurance company.
The alienation price is the sum that the buyer must pay to the State to obtain the Definitive Concession (ACD — Arrêté de Concession Définitive) of urban land. Calculated by an ad hoc commission, it corresponds to the market value of the parcel according to the official schedule.